Rocky View County steadfast in Bragg Creek Trading Post permit decision stance
The Bragg Creek Trading Post, which sells authentic native crafts in the hamlet west of Calgary, suffered significant damage in June's flooding of the Elbow River.
Published Tuesday, October 1, 2013 7:11PM MDT
Last Updated Tuesday, October 1, 2013 7:17PM MDT
Robb and Barbara Teghtmeyer, the owners of the Bragg Creek Trading Post, will need to apply for a Development Permit before they may legally begin rebuilding the historic store which suffered significant flood damage in June.
On September 30, Rocky View County released a statement addressing the permit issue.
The following is the county's release in its entirety:
September 30, 2013 – Rocky View County is standing by its decision to require the Trading Post in Bragg Creek to apply for a Development Permit before rebuilding in order to prevent a repeat of the damage done this past June, and to protect neighbouring property.
“During the flood, the Trading Post building and the land it sits on were severely compromised,” says Chris O’Hara, the County’s general manager of Development Services. “Rocky View County is committed to assisting the Trading Post’s owners rebuild, but we need to make sure that we won’t see the exact same damage again. We also need to protect the property downstream. Changing a building or the land it sits on can transfer the flood risk to a neighbour’s property, and that’s simply not acceptable.”
O’Hara says that a Development Permit is a legal requirement for a building that has seen damage to its foundation, exterior walls, or other building structure. The permit is also required to ensure that any filling in, removing, or grading land or river banks does not negatively impact area storm water management or neighbouring properties.
Other homes and businesses in the Bragg Creek area have not required a Development Permit since the nature of flooding damage has been less severe. If there is no damage to the foundation, wall framing, or other structure, building owners don’t require a Development Permit or a Building Permit to replace flooring, drywall, insulation, etc.
“An inspection of the final work is needed to receive Provincial recovery funding, but there are no permits required by Rocky View County,” O’Hara says.
For buildings that have seen damage to electrical wiring, interior wall framing, furnaces, water heaters, or plumbing, a Development Permit is not needed, but a Building Permit (and possibly a Subtrade Permit) is required.
“A Building Permit ensures that the work is properly completed and inspected, which is a requirement for insurance coverage and Provincial funding, as well as an important safety factor for people who will live or work in the building in the future.”
O’Hara says Rocky View County has assigned staff especially to the Bragg Creek area to ensure there is no delay in processing Building Permits.
For the most severely damaged properties, such as Bragg Creek’s Trading Post, a Development Permit is needed, followed by Building Permits once work commences. The Development Permit allows neighbours and other authorities (such as Alberta Health or Alberta Environment) to see and understand what is being proposed, and to comment positively or negatively on the plans before approvals are granted.
The entire Development Permit process, including the legal requirement to notify neighbours and give them time to respond, can take between six and eight weeks, depending on the complexity of the project.
“The owners of the Trading Post have applied for a Development Permit, and we’re well into the process. We should be able to issue it within two weeks. We have sped things along as much as possible, but we can’t move so fast that we ignore legal requirements or compromise the community in the long term,” O’Hara says.